Treasure Valley Housing Market Snapshot: Fall 2026

TL;DR: As of September 2026, the single family median sale price was $575,000 in Ada County, $443,523 in Canyon County, and $369,445 in Elmore County (a rolling 12 month median), per Boise Regional REALTORS. Ada County sales were up from a year ago, and inventory was down. New construction made up just over half of Ada County’s supply. Mortgage rates were higher than a year ago, with the 30 year average at 7.32% as of October 22, 2026.

This is our fall 2026 look at the local housing market. Every figure below links to a public source and includes the date it covers. Different sources measure different things (single family only vs. all home types, sales vs. listings, city vs. county), so their numbers will not match exactly. That is normal. We note what each one measures.

The big picture

• Prices rose a little. Medians were up modestly from a year earlier in Ada and Canyon counties and about flat in Elmore County.
• Sales picked up in Ada County. September 2026 closings were up 8.5% from a year earlier.
• Supply stayed under three months. Ada and Canyon counties both had less than three months of supply.
• Rates went up. The average 30 year mortgage rate was more than a point higher than a year earlier.

Ada County (Boise, Meridian, Eagle, Kuna, Star, Garden City)

From Boise Regional REALTORS’ September 2026 market report and Ada County PDF. Single family homes, Intermountain MLS data as of October 8, 2026.

Measure	Sept 2025	Sept 2026	Change
Median sale price	$558,545	$575,000	+2.9%
Closed sales	787	854	+8.5%
Median days on market	41	39	-4.9%
Pending sales	1,136	1,140	+0.4%
Inventory	2,192	2,006	-8.5%
Months of supply	3.0	2.4	-17.5%

Year to date through September 2026, Ada County had 7,711 single family sales, up 14.1%, at a median of $569,000, up 1.6%. The Ada County stat sheet called September’s 854 sales the strongest September since 2021.

New construction vs. resale

The same stat sheet splits the market in two:

Measure, Sept 2026	Resale	New construction
Median sale price	$561,065 (+2.0%)	$622,704 (+10.4%)
Homes sold	610	244
Inventory	955	1,051

New construction made up just over half of the county’s available single family supply in September. If you are shopping, that means a lot of your options may be new builds, and builder incentives and timelines are worth asking about.

City differences

The stat sheet also notes that pricing varied by city. Boise’s single family median moved down to about $535,000, while Star’s rose to roughly $627,500. A countywide median can hide very different local trends.

Canyon County (Nampa, Caldwell)

From the Boise Regional REALTORS Canyon County September 2026 report. Single family homes, Intermountain MLS data as of October 8, 2026.

Measure	Sept 2025	Sept 2026	Change
Median sale price	$422,165	$443,523	+5.1%
Closed sales	422	419	-0.7%
Median days on market	57	48	-15.8%
Pending sales	647	677	+4.6%
Inventory	1,183	1,174	-0.8%
Months of supply	2.8	2.6	-5.5%

Year to date, Canyon County had 4,099 single family sales, up 7.6%, at a median of $439,000, up 3.3%. Homes sold faster than a year earlier, and the median was about $131,000 below Ada County’s.

Elmore County (Mountain Home)

From the Boise Regional REALTORS Elmore County September 2026 report. Single family homes, Intermountain MLS data as of October 8, 2026.

Measure	Sept 2025	Sept 2026	Change
Median sale price (rolling 12 months)	$369,723	$369,445	-0.1%
Closed sales	43	58	+34.9%
Median days on market	62	52	-16.1%
Inventory	155	151	-2.6%
Months of supply	4.6	3.3	-27.7%

Two notes: Elmore County’s median is a rolling 12 month figure, which smooths out swings in a small market. And with so few sales, percent changes can look dramatic. Mountain Home accounted for 46 of September’s 58 sales. If you are connected to the base, see our Mountain Home AFB guide.

Other ways to measure Boise

Other data providers use different methods. Here is what three of them showed:

• Redfin, city of Boise, September 2026 (source): median sale price $540,742 (+2.4% year over year, all home types), 901 homes sold (+5.0%), median 15 days on market, sale to list price 99.5%. In addition, 25.4% of homes sold above list price, and 35.1% had a price drop.
• Zillow Home Value Index, Boise (source): $500,215, up 2.1% from a year earlier, as of September 30, 2026. This estimates the typical home value, not a sale price.
• Realtor.com, Ada County, October 2026 (source): median listing price $655,000. That is an asking price for homes on the market, which often runs higher than sale prices.

The Idaho Business Review also reported on the Ada and Canyon county figures on October 23, 2026.

Mortgage rates

Per Freddie Mac’s Primary Mortgage Market Survey as of October 22, 2026:

• 30 year fixed average: 7.32%, up from 6.19% a year earlier
• 15 year fixed average: 6.68%

Higher rates raise monthly payments for the same price, so it is worth getting a lender’s estimate before you set a budget.

Longer term context

For longer term context, Ada County’s population grew from 494,967 in the 2020 Census to an estimated 546,141 as of July 1, 2025. Census QuickFacts lists 5,221 building permits for Ada County and 3,929 for Canyon County in 2025 (Census QuickFacts).

For renters, the Census American Community Survey 2020 to 2024 estimates put median gross rent at $1,577 in Ada County and $1,347 in Canyon County. Those are five-year survey averages, so current asking rents may be higher.

How to read these numbers

• A median is the middle sale price. Half of homes sold for more and half for less. A month with lots of new builds or high-end sales can move it.
• County vs. city matters. Our Meridian guide and Moving to Boise guide have city-level Census data.
• Months of supply is how long current inventory would last at the current pace of sales. Lower means tighter supply.
• Watch the trend, not one month. Check back for our next snapshot.

We will update this guide as new reports come out. Past newsletter issues are at /issues. If you want to talk about what these numbers mean for a specific home or neighborhood, send a note to a local agent.